812 N Loren Ave #18 · Azusa, CA 91702

$239,000

3 bd · 2.0 ba · 864 sqft · Manufactured public records · 135 Days on market

Built 2015 $277/sqft · 69% above area

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +3.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 2015 built Manufactured Home located in a family park Close to schools , shopping, restaurants and freeways. Beutiful open spacious living room with high ceilings, Kitchen has Formica counter tops, newer sink with garbage disposal , fixtures and newer appliances, Washer and Dryer included Good size master bedroom plus two other bedrooms also has full hallway bathroom, inside laundry, Newer wood flooring through-out, Camera System. Schedule a showing today and make this dream Manutatured Home your clients a reality.

Key facts

• Built 2015
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.6% in Azusa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#367 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment B; Watch: schools D-, amenities D-, cost of living F.
• Azusa Unified (suburban): math 30% / reading 39% proficiency, ranked #874 of 1,400 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $141,118
• List price: $239,000
• Delta: 69.36%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $14,426
• Equity at exit: $35,636

10-year hold

• IRR: 16.7%
• Equity multiple: 2.51×
• Total profit: $101,072
• Equity at exit: $20,664

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91702

• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,743 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $730

Break-even live

Break-even rent $1,819

Max offer price $239,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Sierra Madre Ave Azusa, CA	2.0	1.0	836	$2,250	$2.69	7d	1	0.43mi
1076 W Calle del Sol #2 Azusa, CA	2.0	1.0	776	$2,550	$3.29	24d	1	0.46mi
1189 Sierra Madre Ave Azusa, CA	2.0	1.0	836	$1,900	$2.27	7d	1	0.46mi
642 W 10th St Azusa, CA	2.0	1.0	785	$2,485	$3.17	43d	1	0.49mi
347 N Barbara Ave Azusa, CA	3.0	1.0	1110	$3,300	$2.97	1d	1	0.71mi
610 W Hollyvale St Azusa, CA	2.0	2.0	800	$3,100	$3.88	24d	1	0.87mi
1205 N San Gabriel Ave Unit 8 Azusa, CA	2.0	2.0	1030	$2,250	$2.18	44d	1	0.88mi
525 N San Gabriel Ave Unit 3 Azusa, CA	2.0	1.0	877	$1,995	$2.27	7d	1	0.90mi
644 W 3rd St Azusa, CA	2.0	1.0	900	$2,595	$2.88	24d	1	0.90mi
1215 N San Gabriel Ave #202 Azusa, CA	2.0	2.0	817	$2,295	$2.81	24d	1	0.91mi
850 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	984	$4,010	$4.08	1d	34	0.91mi
626 N Azusa Ave Azusa, CA	1.0–3.0	1.0–2.0	1095	$3,870	$3.53	1d	6	0.94mi
933 N Alameda Ave Unit 6 Azusa, CA	2.0	1.0	736	$2,100	$2.85	43d	1	0.95mi
1240 N San Gabriel Ave Unit 1240-06 Azusa, CA	2.0	1.5	975	$2,500	$2.56	43d	1	0.95mi
1240 N San Gabriel Ave Unit 1260-02 Azusa, CA	2.0	1.5	975	$2,550	$2.62	13d	1	0.96mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,500	$2.56	18d	1	0.96mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.5	975	$2,500	$2.56	4d	1	0.96mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	975	$2,550	$2.62	3d	1	0.96mi
1240 N San Gabriel Ave Azusa, CA	2.0	1.0	850	$2,750	$3.24	43d	1	0.96mi
1240 N San Gabriel Ave Unit 1240-11 Azusa, CA	2.0	1.0	850	$2,100	$2.47	43d	1	0.96mi
1280 N San Gabriel Ave Azusa, CA	2.0	1.0–1.5	925	$2,225	$2.41	7d	3	0.98mi
1311 N Azusa Ave Azusa, CA	1.0–2.0	1.0	745	$2,370	$3.18	43d	3	1.01mi
1381 N San Gabriel Canyon Rd Azusa, CA	2.0	2.0	975	$2,750	$2.82	1d	1	1.05mi
909 W 1st St Azusa, CA	2.0–4.0	2.0–2.5	1143	$3,760	$3.29	1d	5	1.06mi
607 N Dalton Ave Unit 1 Azusa, CA	2.0	1.0	960	$2,100	$2.19	43d	1	1.07mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	600	$2,100	$3.50	24d	1	1.13mi
236 N San Gabriel Ave Unit 8 Azusa, CA	2.0	1.0	588	$2,200	$3.74	43d	1	1.13mi
236 N San Gabriel Ave Unit 14 Azusa, CA	2.0	1.0	710	$2,100	$2.96	43d	1	1.13mi
306 N Azusa Ave Azusa, CA	2.0	1.0	850	$1,955	$2.30	3d	1	1.17mi
539 N Pasadena Ave Unit 1 Azusa, CA	2.0	2.0	1000	$2,700	$2.70	18d	1	1.22mi
601 E 8th St Azusa, CA	1.0–4.0	1.0–2.0	880	$2,283	$2.59	7d	3	1.32mi
1784 Shady Oaks Ct Azusa, CA	2.0	2.0	1007	$2,800	$2.78	20d	1	1.38mi
160 N Soldano Ave Azusa, CA	2.0	1.0	800	$2,500	$3.12	2d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $239,000 Active 135 DOM
2. 2026-06-17
   days on market $239,000 Active 134 DOM
3. 2026-06-16
   days on market $239,000 Active 133 DOM
4. 2026-06-15
   days on market $239,000 Active 132 DOM
5. 2026-06-13
   days on market $239,000 Active 130 DOM
6. 2026-06-13
   days on market $239,000 Active 129 DOM
7. 2026-06-09
   days on market $239,000 Active 126 DOM
8. 2026-06-08
   days on market $239,000 Active 125 DOM
9. 2026-06-07
   days on market $239,000 Active 124 DOM
10. 2026-06-04
    days on market $239,000 Active 121 DOM
11. 2026-06-03
    days on market $239,000 Active 120 DOM
12. 2026-06-02
    days on market $239,000 Active 119 DOM
13. 2026-06-01
    days on market $239,000 Active 118 DOM
14. 2026-05-31
    days on market $239,000 Active 117 DOM
15. 2026-03-19
    price $244,900 530-char remark

    Show marketing remark (530 chars)

    Remodeled 2015 built Manufactured Home located in a family park Close to schools , shopping, restaurants and freeways. Beutiful open spacious living room with high ceilings, Kitchen has Formica counter tops, newer sink with garbage disposal , fixtures and newer appliances, Washer and Dryer included Good size master bedroom plus two other bedrooms also has full hallway bathroom, inside laundry, Newer wood flooring through-out, Camera System. Schedule a showing today and make this dream Manutatured Home your clients a reality.

16. 2026-02-25
    price $255,000 530-char remark

    Show marketing remark (530 chars)

    Remodeled 2015 built Manufactured Home located in a family park Close to schools , shopping, restaurants and freeways. Beutiful open spacious living room with high ceilings, Kitchen has Formica counter tops, newer sink with garbage disposal , fixtures and newer appliances, Washer and Dryer included Good size master bedroom plus two other bedrooms also has full hallway bathroom, inside laundry, Newer wood flooring through-out, Camera System. Schedule a showing today and make this dream Manutatured Home your clients a reality.

17. 2026-02-03
    listed $259,000 Active 530-char remark

    Show marketing remark (530 chars)

    Remodeled 2015 built Manufactured Home located in a family park Close to schools , shopping, restaurants and freeways. Beutiful open spacious living room with high ceilings, Kitchen has Formica counter tops, newer sink with garbage disposal , fixtures and newer appliances, Washer and Dryer included Good size master bedroom plus two other bedrooms also has full hallway bathroom, inside laundry, Newer wood flooring through-out, Camera System. Schedule a showing today and make this dream Manutatured Home your clients a reality.

18. 2017-07-01
    status Active
19. 2017-07-01
    historical Hold Do Not Show
20. 2017-06-24
    historical Hold Do Not Show
21. 2017-05-04
    price $99,000
22. 2017-04-24
    listed $112,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,008 · $84/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$809/yr (+$67/mo · 80.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,921
• − Mortgage interest: −$13,388
• − Property taxes: −$1,008
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$6,953
• Taxable income: $5,110
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $7,538/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Azusa Unified
• NCES district ID: 0603600
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $58,149
• Composite: 33.35/100
• National rank: #10566
• State rank: #874 of 1400 in CA

Livability — Azusa

• Score: 65/100
• State rank: #367
• US rank: #12533

Category grades

Amenities D- Commute A+ Cost of living F Crime B- Employment B Housing C+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azusa, CA
• County: Los Angeles County · 9,444,647 people
• City population: 60,903
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,903
• Household income: $92,683
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1631.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 21% White 14% Asian 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 47% Chinese 3% Tagalog/Filipino 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -583.11%
• Current HPI: 422.7044
• Rent YoY: ▲ 5.38%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+118.7% since first listed

8 events — show timeline

• 2026-03-19 Price Changed $244,900 CRMLS
• 2026-02-25 Price Changed $255,000 CRMLS
• 2026-02-03 Listed $259,000 CRMLS
• 2017-07-01 Relisted — CRMLS
• 2017-07-01 Delisted — CRMLS
• 2017-06-24 Delisted — CRMLS
• 2017-05-04 Price Changed $99,000 CRMLS
• 2017-04-24 Listed $112,000 CRMLS

Property tax history

+0.2%/yr

Latest (2025): $1,008 · +0.2% YoY. Source: county tax records.